As operations manager and later sales manager on two Burbank-area teams, I personally closed or oversaw the closing of approximately 50 trust sales, and I personally closed about a dozen of them. I've also closed two court-confirmed probate sales, one representing the buyer and one the seller, and about five probate sales that didn't require a court confirmation hearing.
Trust and Probate Real Estate Agent in Los Angeles County
Will Flannigan is a Burbank-based real estate agent (California DRE #01951292) and Certified Trust & Probate Specialist who sells trust, probate and inherited homes across Los Angeles County for successor trustees, executors, administrators and heirs.
Written by Will Flannigan, DRE #01951292 · Certified Trust & Probate Specialist · Former attorney · Last updated
| Kind of sale | Who signs | Does a court approve the sale? | What I handle |
|---|---|---|---|
| Trust sale (successor trustee) | The successor trustee, under the trust's terms and verified authority. | Usually no probate court approval; the attorney confirms any trust-specific requirements or dispute. | Property valuation, preparation, marketing, offers, disclosures and coordination with escrow and title. |
| Probate with full authority under the Independent Administration of Estates Act | The court-appointed executor or administrator with full authority. | Usually no confirmation hearing if the required notice process is completed and no objection or court order requires one; counsel confirms. | Pricing, preparation, marketing and escrow coordination alongside the attorney's notice and authority review. |
| Probate with court confirmation | The court-appointed executor or administrator. | Yes, the sale requires a court confirmation hearing. | Marketing, offers, buyer communication and sale coordination with the attorney for confirmation and possible overbids. |
| Inherited home with heirs out of state or overseas | The authorized trustee, executor, administrator or owners, as confirmed by the attorney and title company. | Living elsewhere does not decide this; the ownership and estate process determine whether approval is needed. | Local property oversight, vendor and showing coordination, shared updates and signing logistics with escrow. |
Who I work alongside
I work alongside your estate attorney, CPA, escrow and title professionals. Your estate attorney advises on authority and legal requirements, your CPA advises on taxes, and escrow and title coordinate closing and ownership records. I'm a former attorney, but I don't give legal or tax advice.
Read the Trust Sales Guide, the Probate Sales Guide, or the Executor & Trustee Resources for more on preparing an estate home for sale.
Los Angeles County Trust & Probate FAQs
Do I need a probate specialist to sell an inherited house in Los Angeles County?
You do not have to hire a probate specialist, but experience with estate sales can help you avoid preventable sale complications. I coordinate the property sale with your attorney, confirm the signing authority with escrow and title, and prepare pricing and disclosures for the applicable sale process. Your attorney advises on legal requirements.
Can you sell a house that's still in probate?
Yes, a house can be sold while probate is still open when the court-appointed representative has the required authority. The sale process depends on the authority granted and whether court confirmation is required. I handle the real estate work alongside your estate attorney, who confirms the legal steps.
How do you price a trust or probate home?
I price a trust or probate home using current comparable sales, the property's condition, location and buyer demand. I provide a written explanation of the recommendation so the trustee, executor and beneficiaries can understand it. In probate, I coordinate with the estate attorney on any appraisal or court requirements; a current listing-price opinion is separate from a date-of-death appraisal.
Can heirs who live out of state sell without traveling?
Most paperwork can be signed electronically. Anything that needs a notary can be signed with a mobile notary where you live, or at a U.S. consulate if you're overseas.
Which areas do you cover?
I cover Burbank, Glendale, Pasadena, San Marino, La Cañada Flintridge, the Hollywood Hills, and trust and probate sales across Los Angeles County.
A free, no-obligation conversation.
Whether you're selling, buying, or sorting out a trust or estate, the first step is a quiet conversation about your property and your options. Mandarin-speaking service available (我会说普通话).